The Private Role in a Public-Private Partnership Ask Me Anything Conference May 30, 2018 1
Thoughts to Share Today Schmit+Associates Essential Elements of a P3 Community Vision Market Demand Economic Viability The Private Role Assembly Doraville GA Towncenter Auburn GA Roswell Plaza Roswell GA Open discussion 2
Schmit+Associates An organization of industry specialists Focus on mixed-use towncenter and transit-oriented development Background in single-family master planned communities Active currently in public finance projects Highly flexible to the needs of the community with focus on: Human Experience Economics of Community Built Environment Natural Environment 3
Essential Elements of a P3 Community Vision Market Demand Economic Viability 4
Assembly Doraville GA 5
Assembly Doraville GA 6
Assembly Doraville GA Partnership with the City of Doraville Agreement with the City LCI plan in scope and approach Strong leadership from Mayor Pittman/Luke Howe and City Manager Collaboration on many ordinances that did not exist Engagement by the DDA led by Luke Engagement in the community by our team for many issues Each party (public & private) have demonstrated trust and understood risk 7
Assembly Doraville GA Public Finance Structure/Background $180M in public infrastructure for $2B+ in property value Attempted full participating Tax Allocation District (City, County, Schools) DeKalb School Board choose not to participate We sought a Plan B 8
Assembly Doraville GA Public Finance Structure/Bond Created Assembly CID in 2016 CID permitted a maximum levy of 25 mils Bond for Title issued through the Doraville DDA to abate taxes Tax Allocation District utilized city and county property tax revenue Combined CID, City and County taxes approximated full property taxes Special Service Tax District created as repayment mechanism if payments fall behind 9
Auburn GA - Downtown Background Historic railroad town - created in 1892 Population of 7,000 Annual city budget of $4M Bedroom community of Gwinnett County (Auburn in Barrow) Strong leadership from Mayor Linda Blechinger Active citizenry through boards and commissions 10
Auburn GA - Downtown 11
Auburn GA - Downtown Engagement Engaged by an economic development consultant to visit the city in 2017 City sought a private partner to assist in developing their downtown area City committed to building a new city hall funded through SPLOST My engagement includes: Market Study Master Planning Civil Design and Infrastructure Optimization Public Funding Options My Agreements include: Development Services Agreement - Planning Management Services for design and construction of city hall/public infrastructure Option agreement on city surplus land around the city hall 12
Redevelopment Strategy Plan Auburn Downtown District Status Date: June 1, 2017 OBJECTIVES STRATEGIES Strategy 1: Define the downtown district to ensure a comprehensive approach is taken to building on existing assets and creating a connected grid that enhances the pedestrian experience TACTICS Objective 1: Built Environment Invest in public infrastructure and facilities in a manner that attracts private investment and delivers on the vision of the city. Strategy 2: Invest in public infrastructure and facilities that will define the character of the downtown district and attract commensurate investment from the private sector Strategy 3: Draw private investment at key locations that integrate strategic uses that will complement public investment and inspire additional private investment Strategy 4: Prioritize connectivity within the street grid to encourage interaction amongst diverse uses and a walkable experience for pedestrians Built Environment Build new City Hall Complex Review and update zoning code and architectural standards for residential and commercial design that defines the downtown character Establish streetscape ROW standards and a location for initial application Assess vacant and underutilized structures for redevelopment Develop a beautification and signage model to establish gateways into downtown Establish a primary pedestrian connection across the RR tracks to unite the district GOAL Strategy 5: Create vibrancy using compact design and walkability as the key drivers of the downtown experience Strategy 6: Utilize form-based architectural standards that will define aesthetics and design within and around downtown GOAL: Inspire new development within the downtown district that will serve as a catalyst for commerce and enhanced civic life while respecting the history of the City of Auburn. Objective 2: Economics of Community Create a sustainable economic model that leverages public investment to support commercial and residential growth while providing financial and quality of life benefits to the city. Strategy 7: Seed small scale retail that will incubate a range of complimentary stores and shops Strategy 8: Incorporate a range of housing types that provide diversity of resident to serve local commerce and utilize civic facilities Strategy 9: Develop public/private finance strategies to fund onsite horizontal and vertical development Strategy 10: Create a public-private partnership entity that will serve as the vehicle to leverage shared funding and provide economic development, jobs & civic benefit to the local community and neighboring region Economics of Community Perform a market study to determine sustainable demand and define mix of uses Assess source of funds for public investments and prioritize need Define the location and conditions to expand retail activity Develop residential uses that serve a broad range of age and income demographics while promoting life-long housing choices Consider a façade grant to improve existing building aesthetics Develop a traffic and transportation plan to address planned growth Partners/Collaborators: 1. City of Auburn 2. Barrow County 3. Gwinnett County 4. State of Georgia 5. Barrow County Schools 6. Institutions-Public & Private 7. Employers 8. Colleges & Trade Schools 9. Local property owners Update Legend (Boxes) Blue: In process Green: Complete Objective 3: Human Experience Deliver an enhanced and expanded experience for residents, business owners and visitors based on the community vision. Objective 4: Natural Environment Integrate natural features as a means of creating an environment for healthy living, recreation and a connected community. Strategy 11: Define and market the city s cultural identity using public spaces and gateways to attract commerce and residents to the downtown area Strategy 12: Incorporate public programming into public spaces to consistent draws that market downtown and serve to attract private commerce Strategy 13: Utilize green Infrastructure design that serves as a central tenant of sustainability and optimizes public spaces for the benefit of pedestrians Strategy 14: Incorporate arts and gardens utilizing both passive and active spaces that connect residents and visitors to nature Strategy 14: Assess value of historic resources as a means of defining the character and draw for downtown Human Experience Develop a list of current and proposed activities to program downtown life Establish a series of sustainable economic themes that will drive downtown activity Focus on uses that will create pedestrian vibrancy and 18 hour public street life Assess viability of an entertainment venue Natural Environment Assess underutilized parcels for parks and greenspace Consider a central civic space in a park setting design 13
Roswell- Downtown Redevelopment City known for its historical significance and assets Population of 92,000 Annual city budget of $100M+ Shares North Fulton with 5 other cities Reformed the DDA in 2012 after 15 years inactive Began in 2012 with the design of a city green still on the shelf Bought Roswell Plaza shopping center in 2016 working with a developer Marketplace/Investors not clear on direction based on tension between growth & slow/no growth groups Much of city views taxes only for services very reserved on public investment The challenge for Roswell is to align Vision, Market Demand & Economics 14